We then hired a surveyor to survey the property so we could perform a duplex split.

For example if you’re buying a single-family home and there’s a survey, you don’t need a location endorsement.

I started work a week prior to closing and at closing the deal almost got derailed because sellers weren't truthful about plat survey and property lines.

With survey, lawyers' fees, title search you are over 3k and that is without finance points.

There are no lawyer's fees, survey costs, environmental studies, inspections .....

The 2018 second quarter RealtyRates Investor survey says that apartment cap rates are on average between 4.9-13.8 nationwide depending on LTV, but the survey is not limited to recent acquisitions and I assume that those that participate in the survey know what they are doing .So this bring me back to my question: for those who are actually set up to responsibly invest but don't have the experience or network to hit the 15% CoC returns in today's market where the pros are also claiming good deal are hard to come by, is shooting for the 5 cap cash purchase on their first deal to learn the ropes a crazy idea?

Commercial real estate is partially about the property value, but mostly the value is derived from potential cash flow.Start with a market rent survey.

If financed you can tack on points, origination, appraisal, survey, lender title insurance. 

I wonder if the TAA and other local apartment associations post data or do surveys?

I'm trying to buy a property where the seller wouldn't provide a land survey report or pay for one.